Hoping to attract more development to Huntsville’s west end, Huntsville’s Planning Committee decided to take a chance and approve the creation of a new highway commercial lot near Highway 11, despite Ontario Ministry of Transportation (MTO) objections.
The parcel in question is located across from Mobile Marine in the town’s west end and is zoned highway commercial with an exception recognizing that lot frontage on a private road meets the intent of the Town’s zoning bylaw. The proponent is attempting to create a new commercial lot and add land to an existing lot. The new lot as well as the lot addition would be accessed through a common right-of-way over an existing entrance off District Road 3, also known as Main Street West. According to Manager of Planning Services Kirstin Maxwell, the entranceway to the property, located across from Cairns Drive, was put in place when the District rebuilt Main Street West a few years ago.
While planning staff were recommending the approval of the lot addition, they expressed concerns with the creation of a new lot. Maxwell told committee that MTO had expressed objections with the entranceway, noting that the lands were too close to the Hwy 11 northbound on-ramp. She said that MTO had requested that both applications be deferred until a full traffic impact assessment has been conducted “because they didn’t approve the entrance in this location and they don’t feel that it meets their requirements for distance separations from Hwy 11,” she told committee. Again, staff recommended approval of the existing lot addition but recommended that committee defer the creation of a new lot.
Lanny Dennis, planning representative for the registered owner of the lands, Suiss-Can Holdings Inc., said the owners have been trying to develop the lands for many years and are finally ready to move forward.
“The severed lot would be for a potential purchaser of the property of a national retailer and also they’re in discussion with a second retailer on that property as well,” he said. While the name of the national retailer was not stated at the meeting, there are speculations that talks are currently taking place with discount store Giant Tiger.
Dennis said that while he has not received anything in writing from the MTO it is his understanding that they’re asking that the entranceway be located further east to an area of the lands that he said are under separate ownership.
“I’m not sure how that is going to work, trying to get the cooperation of a third party to relocate an entrance,” he argued. He also said a traffic study had been conducted with the development in mind and anticipated no traffic issues. He said that eastbound and westbound auxiliary turning lanes are already in place into those lands along Muskoka Road 3. He also said the study had found that no traffic light or intersection improvements would be required to accommodate the proposed development. He said moving the entranceway as the MTO has suggested would “not only destroy the lot but also the fundamental configuration that most traffic authorities and the District and approval authorities like when you have the intersection coming to a T,” he said, referring to Cairns Drive which is located across from the lands proposed for development.
“As I said, an offer to purchase is conditional on approval of the severance. I would respectfully request that committee approve the lot addition and the new lot without MTO’s conditions,” said Dennis, adding that a land use permit would still be required from the MTO so they’d still have the ability to have their concerns addressed at that point.
Councillor Jason Fitzgerald told committee that he did not believe the requirements of the MTO had any bearing on committee’s approval of the creation of the lot. “I think we should go ahead and let the new owners or owner deal with the MTO.”
Although there is a draft-approval Plan of Subdivision on the lands, the latest approvals would create another lot and add to an existing lot. The District had no objections but MTO is concerned with the proximity of the area’s entrance to the Hwy 11 on-ramp.
Maxwell cautioned committee. She said that by approving the creation of the lot “we’re granting a certain level of development rights to the property that may not occur at this point or be there right now… if it is not feasible to have a lot there in the long run as a separate parcel, then I would suggest that what we’re doing is premature,” she said.
Executive Director of Development Services Derrick Hammond agreed with Maxwell’s concerns and questioned whether the Town would be put in a position of liability with respect to the creation of that lot and the associated development rights, if the MTO does not issue a permit.
Committee chair Nancy Alcock asked Dennis why the proponent could not sort the issue out with the MTO before seeking planning approvals from the Town. He said timing is important as the potential purchaser may walk if there isn’t at least a severance approval in place. He said MTO approval is still an issue that has to be dealt with “but at least you get the ball rolling in that direction,” he said, referring to the Town approving the severance.
“Do we not have the verbiage to cover ourselves in the creation of the lot pending MTO approval?” asked Fitzgerald. Hammond said a condition could be put in place indicating that the Town approves the severance pending MTO approval.
Fitzgerald added that he believes the development is a good opportunity for that end of Town. Alcock concurred.
In the end, committee approved the applications conditional on MTO approval. The recommendation will be sent to council for ratification.
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I strongly agree with Sandy. The initial impression of our town should NOT
be a franchised store. Are our town’s people asleep?
Unless we attend council meetings, voice our concerns & objections, and
vote on items such as this, you will have nobody to complain to.
This kind of stuff will be ‘implemented’, and we will have no say
after the fact(s)…. Really believe that some travelers will come into the
town of Huntsville, to shop at a Target store???
Just my opinion….. LK
I strongly agree with Sandy M.
Where IS the ‘Planning’? Instead of approving that lot for a big box store, why not a Scenic Entrance to the Town’s West end.
A garden of flowers and landscaped ‘park’ for want of a better description, to entice travellers off the road. Some strategically placed red Maples or whatever gives a nice splash of color. A sign saying “Thanks for stopping by”. No portable potties. Maybe a fountain or some such. don’t forget the elevations, what people will see as they drive up the elevation of the highway will be rooftop furnaces etc. Surely the Town can find piece of property they could swap with the owners to get them away from the last undeveloped entrance into the town. Much nicer to tell visitors to Huntsville to turn off where the Big Red Maple, or the (Seasonal) Christmas Tree is. Maybe someone who wants to create a ‘legacy’ could donate a Million dollars and create a wonderful Muskoka Welcome to Huntsville place.
A Giant Tiger would be great, – but not there!
The Town’s multitude of plans all talk about the vision. There are times when the Town gets off track and this is a case in point. If the external design of the building had a Muskoka theme similar to the Greystone complex, the fireplace store, Core Health and Tulloch, then I would be onboard. The west end is indeed the first entrance to our town and it needs a face lift. Doughty recognized that and began the clean-up process by building sidewalks with boulevards of grass and trees. Some buildings were demolished because they did not conform with our property standards. In their place are new duplexes and fourplexes again designed to blend in with the Muskoka feel. If I am not mistaken there is a signage standard on the maximum height for business signs. Shopper”s is a prime example. Some home owners on Main have taken the initiative to renovate.
The Town indeed benefits from new business but not at the cost of an unsightly box store.
It is time for the planning department and the planning committee to get back on track. We have worked hard to promote the renewal of the west end. Let’s not take a step backward.
I read earlier around here something about how important it is to try to “keep the unique character of Huntsville”. I agree it’s a good concept; late in the game, though. I don’t think a Giant Tiger store (be this a done deal or not; be it that brand or another) at the first entrance to town will help. In this story, and others, I see no evidence of long-term vision, planning and acknowledgement that there was an important visual scenery aspect here that attracted and attracts people and that might be worth retaining. I, for one, wish there were not chain and box stores on hilltops above the tree line, and I don’t think it’s a good idea to allow them to be the first thing you see on arrival.